A Preview of Buffalo’s
New Zoning
MAKING THE CITY A BETTER PLACE
TO LIVE, WORK, & INVEST
P R E PA R E D F O R
THE CITY OF BUFFALO
O F F I C E O F S T R AT E G I C P L A N N I N G
M AY O R B Y R O N W. B R O W N
JUNE 4, 2012
“Every increment of construction must be
done in such a way as to heal the city.”
Christopher Alexander
A Preview of Buffalo’s New Zoning
The City of Buffalo is moving forward with a 21st century
approach to zoning that will make the city a better place to
live, work, and invest.
This report provides a preview of the City of
Buffalo’s Unified Development Ordinance
(UDO). The UDO represents the final phase
of the Buffalo Green Code, an economic
development strategy driven by smart growth
and sustainability principles.
The Green Code will reform the policies
and regulations guiding the city’s physical
development. The project includes the first
citywide land use plan since 1977, and the
first comprehensive zoning rewrite since 1953.
Designed to reinforce the mixed-use, walkable
places that give the city its competitive edge,
the Green Code is recalibrating Buffalo’s
development DNA.
This document is a “sneak preview,” outlining
some core components of the new ordinance,
including the new zone structure, permitted
building types & frontages, the use table, and
approval procedures. Public input will help
refine these components as the new ordinance
is written.
The Mayor’s Office of Strategic Planning
and its consultant team are engaging the
community in this early conversation—even
before the first draft of the UDO is released—to
get feedback on how the ordinance can help
revitalize every neighborhood in the city.
What will the UDO change?
Today, land use regulations in Buffalo are
difficult to understand, reflect views that
are out of touch with current lifestyle and
development trends, and often prevent
quality investment.
Buffalo’s current zoning ordinance dates to
1953, its urban renewal plans as far back as
1957, and its subdivision ordinance to 1974.
These documents are long—a staggering
1,804 pages. They often contradict each other.
They do not embody a contemporary vision for
the city’s future.
GreenCode: A Preview of Buffalo’s New Zoning
| 1
HOW WILL THE NEW CODE BENEFIT BUFFALO?
Some of the primary differences (what’s history and what’s next) between the current regulatory framework and the forthcoming UDO
WHAT’S HISTORY
WHAT’S NEXT
do not address what people want to see in
- -Rules
their neighborhoods.
++The community’s vision is reflected.
and discretionary requirements make
- -Vague
development difficult.
++Clear, objective requirements bring clarity and
focus intensely on separating uses,
- -Rules
regardless of their compatibility.
++A “form-based” approach makes it easier to adapt
fear development because standards
- -Neighbors
and procedures provide inadequate safeguards.
++Neighbors have certainty about what can and
- -Developers are required to emulate the suburbs.
are derived from boilerplate zoning
- -Standards
templates.
++Pedestrian-friendly development is allowed.
design of streets and open spaces is not
- -The
addressed.
++Transportation choices and a high quality public
- -Standards are written in inaccessible legal jargon.
++Graphics, tables, and simple text make standards
These outmoded regulations will soon be
removed and replaced by a single, userfriendly document that combines related
regulations so they are easy to understand
and enforce. It will embrace Buffalo’s walkable,
green neighborhoods. It will give Buffalo an
advantage in attracting jobs, investment,
and talent.
As a form-based code, the new ordinance
will emphasize character-of-place as its
organizing principle, rather than merely how
land and buildings are used. This means
that the community’s development vision
will be communicated directly through the
new ordinance. The employment of visuals
and layman’s language will help ensure that
standards are clear and unambiguous.
2 |
GreenCode: A Preview of Buffalo’s New Zoning
predictability.
to an evolving economy.
cannot be built next door.
++Standards are based on regional character and
building traditions.
realm are priorities.
easy to understand and apply.
The new ordinance is being written to respond
to assets, challenges, and opportunities
identified by neighborhood residents over the
past 18 months. More than 2,400 citizens
have participated in public input opportunities
for the Green Code. The general direction of
the ordinance has been updated to facilitate
the demands outlined by the public.
How do I read this report?
This report reveals preliminary concepts for
core elements of the UDO:
1. Zones. This section (page 4) describes
the ordinance’s new zones. Illustrative
examples and descriptions of each
zone are provided, depicting the type of
development that will be encouraged.
2. Use Table. This section (page 18)
describes the uses that may be permitted,
permitted with a conditional approval
permit, or not permitted in each zone.
3. Building Types & Frontages. This section
(page 20) describes the types of buildings
that will be addressed in the neighborhood
zones, which are the focus of the new
ordinance’s form-based standards. When
released, the ordinance will contain
detailed information about lot widths and
areas, lot occupancy, yard requirements,
building heights, building disposition,
facade transparency, entrance location,
parking, and other factors.
4. Approvals. This section (page 29)
describes each type of approval, whether
it will require a public hearing, what type of
public notice will be required, and who will
make the approval.
This preview is intended to start the
conversation on major topic areas of the UDO.
Specific standards continue to be developed
and will be included in the first draft of
the ordinance.
Buffalo’s Comprehensive Plan. This
award-winning plan adopted in 2006
contains the guiding principles for all policy
and investment decisions made by the City
of Buffalo.
Buffalo’s Land Use Plan. This document,
currently in draft form, translates the goals
and objectives of the Comprehensive Plan
into detailed policies for the city’s physical
development over the next 20 years.
The plan’s “place type” framework is the
foundation for the zones of the UDO.
Zoning Policy Brief. This document gives a
brief overview of the form-based approach
of the UDO.
A New Zoning Direction for Buffalo.
This detailed technical report outlines the
proposed structure and approach for
the UDO.
Green Code FAQ. This two-page
document gives a general overview of how
the UDO will make Buffalo a better place to
live, work, and invest.
Let us know if we are heading in
the right direction by writing to
[email protected] or to the Mayor’s
Office of Strategic Planning, 920 City Hall,
Buffalo, NY, 14202.
How do I stay involved?
Everything that is built in Buffalo must follow
the City’s zoning ordinance. If the rules reflect
the community’s vision, then great places
result. That’s why it’s important for residents
to attend public meetings, ask questions, and
give input.
Anyone and everyone is welcome to
participate, even if you haven’t been involved
with the Green Code before. You are invited to
review background materials that are available
at buffalogreencode.com:
GreenCode: A Preview of Buffalo’s New Zoning
| 3
WHAT ARE THE NEW ZONES OF THE UDO?
The zones of the new Unified Development Ordinance are built around three “place types:” neighborhoods, districts, and corridors. Neighborhoods
are mixed-use places where people live and work, ranging in character from most to the least urban. Districts are specialized places serving a single
predominant use, such as a college campus or industrial park. Corridors are linear systems of transportation, green space, or waterfront that form
the border of and connect the other two place types (the neighborhoods and districts) of the city.
URBAN CORE NEIGHBORHOODS
RETAIL DISTRICTS
N-1D Downtown/Regional Hub
D-RC Retail Center
N-1E Downtown Edge
D-RS Retail Strip
N-1S Secondary Employment Center
URBAN CENTER NEIGHBORHOODS
CAMPUS DISTRICTS
N-2P P-Zone
D-EC Educational Campus
N-20 Open
D-MC Medical Campus
N-2R Restricted
GENERAL URBAN NEIGHBORHOODS
INDUSTRIAL DISTRICTS
N-3P P-Zone
D-IO Office Campus
N-30 Open
D-IL Light Industrial
N-3R Restricted
D-IH Heavy Industrial
N-3S Single Family
URBAN EDGE NEIGHBORHOODS
OPEN SPACE DISTRICTS
N-4-45 Villa
D-OO Olmsted
N-4-60 Estate
D-OR Recreational
D-OS Square
D-OG Green
D-ON Natural
CAMPUS NEIGHBORHOODS
CORRIDORS
N-C Residential Campus
C-W Waterfront
C-R Rail
C-H Highway
C-G Greenway
C-M Metro Rail
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GreenCode: A Preview of Buffalo’s New Zoning
N-1D Downtown/Regional Hub
The N-1D Zone will address the core of downtown Buffalo and will facilitate development of substantial scale with
an intense mix of uses.
N-1E Downtown Edge
The N-1E Zone will address the edges of the downtown core and will facilitate mid-rise development with an
intense mix of uses.
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N-1S Secondary Employment Center
The N-1S Zone will address mixed-use industrial clusters, such as the Larkin District and Niagara Industrial
Corridor, generally defined by mid-rise and large-footprint structures.
N-2P P-Zone
The N-2P Zone will address mixed-use centers in Buffalo’s oldest neighborhoods, such as Allentown, Black Rock,
and Elmwood Village.
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GreenCode: A Preview of Buffalo’s New Zoning
N-2O Open
The N-2O Zone will address secondary centers, typically at the edges of more intense mixed-use centers, in
Buffalo’s oldest neighborhoods. These areas are defined by a mix of homes and stores.
N-2R Restricted
The N-2R Zone will address areas adjoining the centers of Buffalo’s oldest neighborhoods, generally defined by
compact residential blocks with corners that are occasionally mixed use.
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N-3P P-Zone
The N-3P Zone will address mixed-use centers in Buffalo’s streetcar neighborhoods, such as North Park,
Kensington/Bailey, and South Buffalo, that developed in the early 20th century.
N-3O Open
The N-3O Zone will address secondary centers in Buffalo’s streetcar neighborhoods, typically located at the edges
of more intense mixed-use centers. These areas are defined primarily by a mix of homes and stores.
8 |
GreenCode: A Preview of Buffalo’s New Zoning
N-3R Restricted
The N-3R Zone will address areas beyond the centers of Buffalo’s streetcar neighborhoods, defined by moderately
compact residential blocks with corners that are occasionally mixed-use.
N-3S Single Family
The N-3S Zone will address areas in Buffalo’s streetcar neighborhoods defined by moderately compact blocks of
primarily single-family homes.
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N-4-45 Villa
The N-4-45 Zone will address neighborhoods, such as Central Park and Kensington Heights, that are composed
primarily of single-family homes on lots at least 45 ft. in width.
N-4-60 Estate
The N-4-60 Zone will address neighborhoods, such as Park Meadow, that are composed primarily of single-family
homes on lots at least 60 ft. in width.
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GreenCode: A Preview of Buffalo’s New Zoning
N-C Residential Campus
The N-C Zone will address residential campuses composed of garden apartments or towers in a park, typically
organized within large-scale superblocks.
D-RC Retail Center
The D-RC Zone will address retail centers, such as Consumer Square on Delaware Avenue and Wegmans Plaza
on Amherst Street, with prominent parking areas centered around one or more “big box” format buildings.
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D-RS Retail Strip
The D-RS Zone will address linear retail strips typically located at conventional suburban arterials, highway access
points, or adjacent to existing retail center zones.
D-EC Educational Campus
The D-EC Zone will address educational campuses, such as Canisius College and Buffalo State College.
12 |
GreenCode: A Preview of Buffalo’s New Zoning
D-MC Medical Campus
The D-MC Zone will address medical campuses such as Erie County Medical Center and the Buffalo Niagara
Medical Campus.
D-IO Office Campus
The D-IO Zone will address office campuses such as the Buffalo Free Trade Complex.
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D-IL Light Industrial
The D-IL Zone will address light industrial sites such as Kelly Island, Lakeside Commerce Park, and the Thruway
Industrial Park.
D-IH Heavy Industrial
The D-IH Zone will address heavy industrial sites such as the Outokumpu American Brass Company plant in
Black Rock.
14 |
GreenCode: A Preview of Buffalo’s New Zoning
D-OO Olmsted
The D-OO Zone will address the parks, parkways, roundabouts, and other public spaces that make up the open
space system designed by Frederick Law Olmsted and Calvert Vaux.
D-OR Recreational
The D-OR Zone will address open spaces, such as Johnny B. Wiley Sports Complex, designed primarily to
facilitate structured recreational uses, such as sports fields, indoor recreational facilities, and playgrounds.
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| 15
D-OP Plaza
The D-OP Zone will address civic plazas, such as Niagara Square, located at the intersection of important
thoroughfares, enclosed by building facades along most of their circumference, and designed for intensive public use.
D-OG Green
The D-OG Zone will address civic greens and parks, such as Days Park and Scheu Park, characterized primarily
by trees and landscaping, framed by landscape elements or building facades, and designed for passive use.
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GreenCode: A Preview of Buffalo’s New Zoning
D-ON Natural
The D-ON Zone will address open spaces, such as the Tifft Farm and Times Beach nature preserves, that are
maintained in a predominantly natural state.
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C-M*
C-G
C-H
C-R
C-W*
D-ON
D-OG
D-OP
D-OR
D-OO
D-IH
D-IL
D-IO
D-EC
D-MC
D-RS
D-RC
N-C
N-4-60
N-4-45
N-3S
N-3R
N-3O
N-3P
N-2R
N-2O
N-2P
N-1S
N-1E
N-1D
WHAT USES WILL BE PERMITTED?
RESIDENTIAL
Dormitory
4 4 4 4 4
Dwelling, Accessory Unit
4 4
2 2 2 4 4 2
4 4 4 4 4 4 4 4 4
4 4
4 4
Dwelling, Double Unit
4 4 4 4 4 4 4 4 4
4 2 2 4 4 2
Dwelling, Multiple Unit
4 4 4 4 4 4 4 4 7
4 2 2 4 4 2
Dwelling, Single Unit
4 4 4 4 4 4 4 4 4 4 4 4 4 2 2 4 4 2
Fraternity/Sorority House
4 4 4 4 4
Group Home
4 4 4 4 4 4 4 4 4 4 4 4 4
4 4
2 2 4 4 2
4 4
CIVIC
Assembly, Large
4 4 4
Assembly, Small
4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4
4
4 4
2
Cemetery
2 2 2 2
2
2
Correctional Facility
2 2
Cultural Facility
4 4 4 4 4 2 4 4 2 2 2 2 4
4 4
2 2 2 2 2
2
Government Offices
4 4 4 4 4
4 4
4 4 2 2 2 2 2
2
4 4
4 4
4
Hospital
4 4
Lodge or Private Club
4 4 4 4 4 4 4 4 2
4
Police or Fire Station
4 4 4 4 4
4 4 4 4 4
Recreational/Sports Facility
4 4 4 4 4 2 4 4 2
School, College/University
4 4 4
4 4
School, Primary/Secondary
4 4 4 4 4 4 4 4 4 4 4 4 4
4 4
School, Commercial
4 4 4 4 4
4 4
4 4 4 4 4
4 4
2 4 4 4 4 4 4
4 4
2 2
2
2
2
2 4 4 4 4 4 4 4
Zoo
2
LODGING
Bed & Breakfast
4 4 4 4 4 4 4 4 2 2 2 2
Hotel/Hostel
4 4 4 4 4
4 4
Rooming House/S.R.O.
4 4 4 2 2
2 2
4 4
4 4 4 2 2
2 2
2 4 4 4 4
4 4
4 4 4 4 4
RETAIL & SERVICE
Adult Use
2 2
Amusement Facility, Indoor
4
2
2
Amusement Facility, Outdoor
4 4
4
Car Wash
4 4
4
Day Care Center
4 4 4 4 4 7 4 4 7
2 4 4 4 4 4 4
Day Care Home
4 4 4 4 4 4 4 4 4 4
4
Drive-Through Facility
Funeral Services
4 4
4 4 4
4 4 4 4 4 2 4 4
4 4
4
Gas Station
2 4 2
2
4 4
Liquor Store
4 4 4 4 4
4 4
4 4 4
Live Entertainment
4 4 4 2 2
2 2
Medical Clinic
4 4 4 4 4 7 4 4 7
2 4 4 4 4 4 4 4
Open-Air Market
4 4 4 4 4
2 4 4 4 4 4 4
Restaurant
4 4 4 4 4 7 4 4 7
Retail & Service, General
4 4 4 4 4
4 4
4 4
Retail & Service, Heavy
18 |
4 4 2 4 4 4
GreenCode: A Preview of Buffalo’s New Zoning
2 2 2 2
2 2 2 2
2 4 4 4 4 4 4 4 2 2 2 2
4 4 4 4 4 4
4
* Overlay (Use standards of base zone apply.)
4 4
4 4
4 Permitted
2 2 2 2
4
2 Conditional
7 Conditional, Corner Lots Only
C-M*
C-G
C-H
C-R
C-W*
D-ON
D-OG
D-OP
D-OR
D-OO
D-IH
D-IL
D-IO
D-EC
D-MC
D-RS
D-RC
N-C
N-4-60
N-4-45
N-3S
N-3R
N-3O
N-3P
N-2R
N-2O
N-2P
N-1S
N-1E
N-1D
WHAT USES WILL BE PERMITTED? (CONTINUED)
RETAIL & SERVICE (CONT.)
Self-Storage Facility
4 4
Tavern
4 4
4 4 4 2 2 7 2 2 7
Vehicle Rental or Sales
4 4 4 4
Vehicle Repair, Major
4 4
4
Vehicle Repair, Minor
4 4 4 4
4 4 4
2 2 2 4 4 4 4 4 2 2 2 2
4 4
4 4
4 4 4
2 2
4 4
4 4
4 4 4
4
EMPLOYMENT
Industrial, Artisan
4 4 4 4 4 7 4 4 7
4 4 4 4 4 4 4
Industrial, Heavy
4
Industrial, Light
2 4
2
4 4
Junk/Salvage Yard
2 4
Live/Work
4 4 4 4 4 4 4 4 7
2
Professional Offices
4 4 4 4 4 7 4 4 7
2 4 4 4 4 4 4 4
Research/Laboratory Facility
4 4 4 4 4
Storage Yard
4 4
4 4 2
4 4 4 4 4 4 4
4
Warehouse/Distribution
4 4
2 4
2
4 4 4
AGRICULTURE
Farm
4
Forestry
2
Market Garden
4
4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4
2 2 2 2
TRANSPORTATION
Freight Terminal
4
Heliport
4
4
4 4
Helistop
2 2 4
4
4 4
4 4
4
Highway Facilities
4
Marina, Dry Storage
4
4
Marina, Recreational
4 4 4
4
Parking Lot, Commercial
2
Parking Lot, Neighborhood
2 4 2 2 2 2 2 2
Parking Structure
4 4
2
4
4
4
2 4
2
4 4 4 4 4 4 4
4
2
2 2 4 4 4
Passenger Terminal
4 4 4
Pedestrian or Bicycle Path
4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 2 4 4 4 4 4
2 2
Railway Facilities
4
4 4 4
Stables
4
4
Transit Station
4 4 4 4
Truck Stop
4
4 4 4
4 4
4 4
4
4
4 4
4 4
4
INFRASTRUCTURE
Constructed Wetland
2
2
Habitat Regeneration Area
2
2
Solar Farm
4
Utilities & Services, Major
2 4
4
4
Utilities & Services, Minor
2 2
2 4
4 4 4 4 4 4 4
4 4
4 4 4 4 4
4
4 4
2
4 4
4 4 4 4 4 4 4 4 4 4
4 4 4 4 4 4 4 4
2 4 4 4
2
2 2 2 2 2 2 2 2 2 2
2 2 2 2 2 2 2 2
2
Wind Farm
Wireless Telecommunications
4 4 4 4
* Overlay (Use standards of base zone apply.)
4 Permitted
2 Conditional
4 4 4
2
2 2 2
2
7 Conditional, Corner Lots Only
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| 19
WHAT TYPES OF BUILDINGS WILL BE ALLOWED?
BUILDING TYPE
N1-D
N-2P
N-2O
N-2R
N-3P
N-3O
N-3R
N-3S
4
4
4
4
4
4
4
Cottage
4
4
Detached
House
4
4
4
4
4
4
4
Carriage
House
N-1E
N-1S
4
Attached
House
4
Estate
House
Stacked
Units
4
4
Shopfront
4
4
4
Shopfront
House
Commercial
Block
4
Tower
4
4
4
Industrial
Shed
4
Loft
Building
4
Civic
Building
4
4
4
4
4
4
4
GreenCode: A Preview of Buffalo’s New Zoning
4
4
4
4
4
4
7
4
4
7
4
4
7
4
4
7
4
4
7
4
4
4
4
4
4
4 Permitted
20 |
N-4-45 N-4-60
4
7 Corner Lots Only
Carriage House
A carriage house is a dwelling or live/work space located along an alley or at the rear of a principal dwelling. It is
typically one or two stories and may integrate a garage at the ground level.
Cottage
A cottage is a dwelling on a narrow lot (15 to 30 ft.) ranging in height from one to three stories.
GreenCode: A Preview of Buffalo’s New Zoning
| 21
Detached House
A detached house is a dwelling on a typical urban lot (30 to 75 ft.) ranging in height from one to three stories.
Attached House
An attached house is a dwelling on a narrow lot (15 to 45 ft.) that shares a party wall with a structure on an
adjoining lot, typically ranging in height from two to four stories.
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GreenCode: A Preview of Buffalo’s New Zoning
Estate House
An estate house is a detached dwelling on a large lot (75 ft. or more) ranging in height from one to three stories.
Stacked Units
Stacked units are structures of two or more stories that facilitate multiple units connected with one or more
shared entries.
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| 23
Shopfront
A shopfront is a one-story building typically used for retail or employment uses, located adjacent to the front or
corner lot lines and containing a highly transparent principal facade.
Shopfront House
A shopfront house is a house with an attached shopfront.
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GreenCode: A Preview of Buffalo’s New Zoning
Commercial Block
A commercial block is a structure of two or more stories designed to facilitate pedestrian-oriented retail or office
uses on the ground floor, with upper floors typically designed for residential, hospitality, or employment uses.
Tower
A tower is a stacked unit or commercial block structure of substantial height, typically limited to downtown or
regional hub areas.
GreenCode: A Preview of Buffalo’s New Zoning
| 25
Loft Building
A loft building is a multistory structure with large footprints, often designed with tall ceilings, expansive windows,
and light wells to allow maximum penetration of natural light.
Industrial Shed
An industrial shed is a single-story structure with a large footprint, often naturally lit with monitor or sawtooth
roofs. Such structures are typically designed for industrial, office, or “big box” retail uses.
26 |
GreenCode: A Preview of Buffalo’s New Zoning
Civic Building
A civic building is a structure designed to stand apart from its surroundings due to the special nature of its use as
a public facility. They are often the most prominently sited and architecturally significant structures in a community.
GreenCode: A Preview of Buffalo’s New Zoning
| 27
4
Stoop
4
4
4
4
4
4
Arcade
CIVIC BUILDING
4
LOFT BUILDING
STACKED UNITS
4
INDUSTRIAL SHED
ESTATE HOUSE
4
TOWER
ATTACHED HOUSE
4
COMMERCIAL BLOCK
DETACHED HOUSE
4
SHOPFRONT HOUSE
COTTAGE
Porch
FRONTAGE TYPE
SHOPFRONT
CARRIAGE HOUSE
HOW CAN BUILDINGS BE EMBELLISHED?
4
4
4
4
4
Plaza
2
2
2
2
2
4
Courtyard
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
Balcony
4
4
4
4
4
4
Awning
4
4
4
4
4
4
Canopy
PorteCochère
4
4
4
4
4 Permitted
28 |
GreenCode: A Preview of Buffalo’s New Zoning
4
2 Conditional
WHAT APPROVALS WILL BE REQUIRED?
APPLICATION
SCOPE
PUBLIC HEARING
NOTICE
APPROVAL BODY
Zoning
Text & Map
Amendments
Change UDO text or the
zoning map
City Planning Board
Text Amendment:
Published; Map
Amendment: Published,
Mailed, & Posted
City Planning Board
recommends; Common
Council approves
Conditional
Approval Permit
Approve, approve with
conditions, or disapprove
applications subject to
discretionary review
City Planning Board
Published, Mailed, &
Posted
City Planning Board
Variance
Grant relief from UDO
standards that cause
practical difficulties or
economic hardships
Zoning Board of Appeals
Posted
Zoning Board of Appeals
Site Plan Review
Special review of
applications that cannot
be addressed solely by
objective requirements
None
None
City Planning Board
Administrative
Exceptions
Grant minor exceptions to
UDO standards that result
in practical or economic
difficulties
None
Mailed (Limited Area)
Zoning Administrator
Zoning Appeal
Appeal a decision of the
Zoning Administrator
None
None
Zoning Board of Appeals
Zoning
Verification
Verify an application
complies with UDO
standards
None
None
Zoning Administrator
Zoning
Interpretation
File a written
interpretation of a UDO
provision
None
None
Zoning Administrator
Sign Permit
Approve an application for
a sign that complies with
UDO standards
None
None
Zoning Administrator
Temporary Use
Permit
Authorize an application
for a temporary use or
structure that complies
with UDO standards
None
None
Zoning Administrator
Administrative
Subdivision
Approve minor changes in
boundaries between lots,
division of lot into two, or
consolidation of two lots
None
None
Zoning Administrator
Minor
Subdivision
Approve division of lot
into up to four lots, or
consolidation of up to four
lots into one
City Planning Board
None
City Planning Board
Major
Subdivision
Approve all other
divisions, consolidations,
conveyances, and
vacations of land
City Planning Board
None
City Planning Board
GreenCode: A Preview of Buffalo’s New Zoning
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P R E PA R E D F O R
THE CITY OF BUFFALO
O F F I C E O F S T R AT E G I C P L A N N I N G
M AY O R B Y R O N W. B R O W N
JUNE 4, 2012